Recorder of Deeds in Florida
In Florida, real property conveyances, mortgages, and encumbrances are officially recorded by the Clerk of the Circuit Court and Comptroller serving as County Recorder in each of the 67 counties. Complying with state recording statutes and documentary stamp tax obligations ensures your real estate title is perfected against subsequent claimants. Explore our comprehensive directory below to access county recording offices, search official records, and review statutory filing guidelines across Florida.
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County Recorder Authority and Real Property Recordation in Florida
In Florida, there is no standalone Register of Deeds agency. Under Article VIII, Section 1(d) of the Florida Constitution and Fla. Stat. § 28.222, the elected Clerk of the Circuit Court and Comptroller serves ex officio as the County Recorder for each of Florida's 67 counties. The Clerk's Recording Division maintains the Official Records, documenting all deeds, mortgages, liens, subdivision plats, and legal instruments affecting real property title.
Whether recording luxury residential parcels in Palm Beach or Miami-Dade, commercial waterfront tracts in Tampa or Jacksonville, or agricultural acreage in central Florida, all real estate instruments must be entered into the Official Records of the county where the property is located. Under Fla. Stat. § 28.222, the Clerk indexes each instrument alphabetically by grantor and grantee and assigns a distinct Book and Page number or sequential Instrument Number.
Recording real property instruments in the Official Records creates public constructive notice. Because Florida follows a pure notice recording statute, proper and prompt recordation is the single most critical step in establishing property ownership and lien priority.
Florida Real Estate Recording Schedules and Statutory Fees
| Service / Matter | Required Documents / Prerequisites | Statutory Fee (USD) | Processing Timeline |
|---|---|---|---|
| Deed Recording (Warranty / Quitclaim) | Original executed deed, two witness signatures, notary acknowledgment, documentary stamp tax | $10 first page, $8.50 each additional page | Same-day indexing and digital archival recording |
| Florida Documentary Stamp Tax on Deeds | Form DR-228, consideration value documentation | $0.70 per $100 of consideration ($0.60 in Miami-Dade plus surtax) | Paid concurrently at the time of recording |
| Mortgage & Security Instrument Recordation | Executed mortgage deed, legal description, intangible personal property tax payment | $10 first page, $8.50 each additional page plus intangible tax ($0.002 per dollar) | Immediate timestamping and permanent recording |
| Construction Mechanic's Lien Recording | Sworn claim of lien, legal property description, contractor affidavit | $10 first page, $8.50 each additional page | Same-day recording; service on owner required within 15 days |
Critical Legal Deadlines & Statutes in Florida
Priority of title in Florida is governed by a pure notice recording act under Fla. Stat. § 695.01. No conveyance, transfer, or mortgage of real property, or of any interest therein, is valid against creditors or subsequent purchasers for valuable consideration and without notice, unless it is recorded according to law. A delayed recording allows a subsequent bona fide purchaser who lacks notice to take superior title.
Strict statutory deadlines apply to construction and contractor encumbrances. Under Fla. Stat. § 713.08, a contractor, subcontractor, or materialman must record a Claim of Lien in the county clerk's Official Records within ninety (90) days of the final date of furnishing labor, services, or materials. Under Fla. Stat. § 713.22, an action to enforce that lien must be filed within strictly one (1) year from the recording date, which can be shortened to sixty (60) days if the owner records a Notice of Contest of Lien. Furthermore, title validity is subject to the Florida Marketable Record Title Act under Fla. Stat. § 712.02, which extinguishes most encumbrances older than thirty (30) years rooted in an unbroken chain of title.
Self-Service Recording vs. Real Estate Legal Counsel
Property owners, title examiners, and researchers can freely search county Official Records portals online or visit clerk recording departments in person to inspect grantor-grantee indices, examine subdivision maps, and order certified copies of deeds. Straightforward filings such as mortgage satisfactions or address updates are routinely filed directly with the recording division.
However, drafting deeds, granting easements, navigating complex title exceptions, or resolving boundary encumbrances demands professional legal representation. County recording deputies perform ministerial duties; they cannot verify legal descriptions, certify clean title, or advise on transfer taxes. Retaining an attorney admitted to The Florida Bar ensures proper deed preparation, accurate calculation of documentary stamp taxes under Fla. Stat. § 201.02, examination of 30-year root titles, and protection against future title litigation.
Red Flags and Deed Fraud Warnings
- Unsolicited letters from private companies offering to send a copy of your recorded deed for $89 or more, when official copies from the County Clerk cost only $1 per page.
- Deed fraud scams and title theft involving forged quitclaim deeds filed against vacant, unencumbered, or elderly-owned properties without the owner's knowledge.
- Ignoring free property fraud alerts: Most Florida county clerks provide a free electronic alert service notifying owners whenever a document is recorded against their name or parcel.
- Unlicensed document preparation companies providing defective generic deeds lacking mandatory Florida two-witness requirements or proper notary jurats.
Frequently Asked Questions
Where are deeds and mortgages recorded in Florida?
Deeds, mortgages, and land encumbrances are recorded with the Clerk of the Circuit Court and Comptroller serving as the County Recorder in the county where the real property is physically located.
What is the statutory recording fee for a real property deed in Florida?
Florida statutory recording fees are set at ten dollars for the first page and eight dollars and fifty cents for each additional page of the document, plus applicable documentary stamp taxes.
How is the Florida documentary stamp tax calculated on a deed?
Under Florida law, the documentary stamp tax on a deed is calculated at seventy cents per one hundred dollars of consideration, with the exception of Miami-Dade County which levies sixty cents plus a county surtax.
What is the recording deadline for a Florida mechanic's lien?
A Claim of Lien must be recorded in the clerk's Official Records no later than ninety days from the final date of labor or materials provided to the property.
How can property owners protect themselves against deed fraud in Florida?
Property owners can subscribe to the free Property Fraud Alert service offered by their local Florida Clerk of Court, which sends immediate electronic notifications when any document is recorded under their name.